Negotiating Repairs After Inspection

The home inspection revealed issues. Now what? Understanding how repair negotiations work helps you advocate for yourself while keeping the deal together.

First: Perspective

Every home has issues. The inspection isn't a list of everything the seller must fix—it's information for you to make an informed decision.

Consider:

• Is this a safety issue?
• Is it a major system/structural concern?
• Is it deferred maintenance you expected?
• Is it cosmetic?

What's Reasonable to Request

Generally Reasonable

• Safety hazards: Electrical issues, missing handrails, etc.
• Active water intrusion: Leaks, drainage problems
• Structural concerns: Foundation issues, major cracks
• Major system failures: HVAC not working, roof actively leaking
• Code violations: Unpermitted work that doesn't meet code

Generally Not Reasonable

• Cosmetic issues: Scuffs, dated finishes, worn carpet
• Normal wear: Items at end of life but still functioning
• Pre-existing conditions you saw: Things visible during showings
• Everything on the inspection report: Inspectors note everything

Gray Area

• Items approaching end of life: 18-year-old roof, old water heater
• Minor repairs: Depending on quantity and market conditions
• Deferred maintenance: Seller may have priced accordingly

Your Options

Option 1: Request Repairs

Ask the seller to fix specific items before closing.

Pros:

• Issues get addressed
• You move in with things fixed

Cons:

• Seller controls quality of repairs
• May use cheapest option
• Delays closing for work to be done

Option 2: Request a Credit

Ask for money toward your closing costs or a price reduction.

Pros:

• You control repairs and quality
• Can get quotes and choose contractors
• Simpler than coordinating repairs before closing

Cons:

• Must fund repairs yourself initially
• Credit limits based on loan type
• May not cover full repair cost

Option 3: Accept As-Is

Move forward without requesting anything.

Pros:

• Strengthens your position with seller
• Faster, simpler transaction
• May be appropriate for minor issues

Cons:

• You're responsible for everything
• Only makes sense if issues are minor

Option 4: Cancel

Walk away using your inspection contingency.

Pros:

• Protects you from serious problems
• Earnest money typically returned
• Better than buying a problematic house

Cons:

• Back to square one
• Lost time and inspection costs
• Good for major issues, not minor ones

How to Make the Request

Focus on Significant Items

Don't submit a laundry list. Focus on items that actually matter:

• Prioritize safety and major systems
• Group similar items
• Be specific about what you're asking

Provide Documentation

Include relevant portions of the inspection report. If you've gotten repair estimates, those help justify credit amounts.

Be Professional

This is a negotiation, not a demand. The seller can say no. A reasonable approach gets better results.

What to Expect Back

The seller might:

• Agree to everything
• Agree to some items
• Counter with less than you asked
• Decline entirely
• Offer credits instead of repairs

Making Your Decision

If negotiations don't give you everything you wanted, consider:

• Can you afford to handle the remaining items yourself?
• Are the unaddressed items deal-breakers?
• Is this the right house at the right price, all things considered?
• What are your alternatives in this market?

Market Conditions Matter

Seller's market: Sellers have leverage. Extensive repair requests may result in them moving to another buyer.

Buyer's market: Buyers have leverage. Sellers are more likely to negotiate.

Neutral market: Reasonable requests typically get reasonable responses.

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Going through inspection negotiations? Contact Greg Franklin or call (559) 816-7780 to discuss strategy.